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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Retail space
405 Downey Ave Modesto, CA 95354-1351
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0370927
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1921
Construction
WOOD
Total area
4,170 SF
Lot
0.21 ac (9,147 SF)
APN
111-008-066-000
UPID
US09-0370927
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bauhaus Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$769k
Blend (final)
Blend
$700k
Owner & transaction history
Oriana Ventures LLC · 1 yrs held
Oriana Ventures LLC
since 2025
Last sale
$781,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+86.6%
Neighborhood: shopping center
$955,000
+63.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Modesto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Modesto submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$490,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$585,000
Current use
COMMERCIAL (GENERAL)
$1,090,000
Change: +87% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$955,000
Change: +63% · Conversion: Moderate
WAREHOUSE, STORAGE
$475,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $781k (Jan 15 2025)
Last sale anchor
$781k
Jan 15 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$168 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,334
Tax year 2024
Assessed value
$468,180
Assessed 2024
Previous assessed
$468,180
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$114,444
Assessed improvement
$353,736
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1921
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Total area
4,170 SF
Lot
0.21 ac (9,147 SF)
APN
111-008-066-000
UPID
US09-0370927
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$955,000
WAREHOUSE, STORAGE
Est. value
$475,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1921
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Oriana Ventures LLC
Entity
Mailing address
409 WILSON AVE, MODESTO, CA 95354-1456
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2025
$781,000
Oriana Ventures LLC
Bauer Enterprise INC
Grant Deed
$485,000 · Poppy Bank
Apr 11, 2022
$450,000
Bauer Enterprise INC
Edward T Taylor
Grant Deed
—
Apr 11, 2022
—
Edward T Taylor
Christine Ann Taylor
Intrafamily Transfer
related
$378,000 · Edward T Taylor Etal
Mar 25, 2022
—
Scott T Taylor
Stephanie Taylor
Intrafamily Transfer
related
—
May 25, 2007
—
Edward T Taylor
Sara-jee & Associates
Grant Deed
—
Jan 25, 2007
$335,000
Sara-jee & Associates
Martin Ken Living Trust
Grant Deed
$150,000 · Edward T Taylor
Jun 24, 2003
—
Martin,tr
Martin,kenneth-amalia
Quit Claim Deed
related
—
Feb 14, 2003
$295,000
Kenneth Martin
Kilgore,charles E & Patricia A
Grant Deed
$245,000 · Charles E & Patricia A Kilgore
Feb 17, 1999
—
Charles E Kilgore
Shehan,larry D & Cheryl A
Grant Deed
related
—
Oct 12, 1990
$210,000
Shehan Larry D
Kilgore,charles
Grant Deed
$170,000 · Seller
—
—
Ken Martin
—
Deed Of Trust
related
$45,000 · Shirley A Cox
—
—
Kenneth Martin
—
Deed Of Trust
related
$75,000 · Gene Dellamora
—
—
Kenneth Martin
—
Deed Of Trust
related
$40,000 · Sherley Cox
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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